Real Estate Investing in Evans, Georgia (30809)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 30809 (Evans, GA)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 13.0% of homes vacant — above national norms.
What’s happening in Evans, GA (30809)?
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Market Analysis: 30809 Evans
This part of Columbia County is not an easy win. The 30809 ZIP stands at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 30809 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Nearby ZIPs in Evans have seen price recovery that 30809 has not matched. Columbia County data supports the view that the spread is structural rather than temporary.
Employment concentration in 30809 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
New investors are better served looking at Evans's stable or hybrid ZIPs before stepping into 30809. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Evans:
Property Strategy for 30809
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $189,850 | $1,890 | 7.2% | +8.5% | $94,925 |
| 3BR | $301,604 | $2,440 | 5.8% | +7.1% | $100,535 |
| 4BR | $401,931 | $2,970 | 5.3% | +6.5% | $100,483 |
| 5BR | $523,296 | — | — | +6.5% | $104,659 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 30809 Compare?
| Metric | 30809 | Evans | Georgia |
|---|---|---|---|
| Home Value | $409,049 | $409,049 | $329,538 |
| 5-Year CAGR | 4.5% | 4.5% | 7.8% |
| Avg Rent | $1,865 | $1,865 | - |
| Cap Rate | 3.6% | 3.6% | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 30809 (Evans, GA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $409,049 |
| Monthly Rent | $1,865 |
| Price-to-Rent | 18.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.5% |
| Cap Rate | 3.6% |
| 5-Year IRR | 8.0% |
📈 Home Appreciation
| 1-Year | +2.5% ▲ |
| 3-Year CAGR | +1.7% ▲ |
| 5-Year CAGR | +4.5% ▲ |
| 10-Year CAGR | +5.1% ▲ |
🏠 Rent Trends
| 1-Year | -2.8% ▼ |
| 3-Year CAGR | +2.1% ▲ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.6%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 30809
Population: 54,105
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 30809
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 2,984 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Are homes affordable in Evans, GA?
Evans, GA median home values land near $409K. That is reasonable territory for investors looking at $1,865/mo-per-month rentals.
How strong is the working-renter base in Evans, GA?
The renter base in Evans, GA is reasonable for the $1,865/mo price point. Screening well and pricing to market typically yields reliable tenants.
Is Evans, GA good for house hacking?
The house hack math a challenging in Evans, GA. Owner-occupant buyers benefit from the $1,865/mo rents and $409K home values.
Where do rents currently stand in Evans, GA?
Investors in Evans, GA typically see rents near $1,865/mo per month against $409K home values - a solid setup for rental cash flow.
Should investors consider Evans, GA?
With a 3.0/5 investability score, Evans, GA ranks as a solid market for rental property investors. Median prices of $409K and rents of $1,865/mo drive the underlying numbers.
You know 30809 now. You don’t know where it ranks.
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How 30809 ranks in Augusta-Richmond County, GA-SC
Every ZIP in this metro, ranked. Free.
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